613 Orchard Ave · Muskegon, MI 49442

$25,200

3 bd · 1.0 ba · 1,185 sqft · SingleFamily public records · 14 Days on market

Built 1917 5,097 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an investment or flip property? Here it is. Kitchen and bath have been removed and some updates to the plumbing and electrical have been done. Ready for someone to take on this project. Get your appointment soon, price to sell quick.

Key facts

• 5,097 sq ft lot
• Garage
• Built 1917

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 51.9% vs local median 4.6% in Muskegon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#92 in MI, #2,096 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment F.
• Muskegon Public Schools Of The City Of (urban): math 4% / reading 12% proficiency, ranked #534 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.2%/yr); 289 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 35% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $174 of loan paydown is wiped out by about $756 of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $25k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,200

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 5.68% ✓
• Cap rate: 51.85%
• Cash-on-cash: 162.71%
• DSCR: 8.24
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $156,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 E Isabella Ave	0.36mi	4/1.0 (+1)	1,204 (+2%)	1mo	$175,000	$145	75
644 Wesley Ave	0.33mi	3/1.0	1,038 (-12%)	1mo	$183,900	$177	63
460 Langley St	0.51mi	2/2.0 (-1)	1,173 (-1%)	3mo	$220,000	$188	63
1080 Kenneth St	0.30mi	4/1.0 (+1)	1,322 (+12%)	3mo	$155,000	$117	59
438 E Isabella Ave	0.38mi	2/1.0 (-1)	1,065 (-10%)	3mo	$201,300	$189	58
459 Ada Ave	0.33mi	4/2.0 (+1)	1,307 (+10%)	2mo	$141,900	$109	57
508 Catherine Ave	0.40mi	2/1.0 (-1)	1,046 (-12%)	1mo	$125,000	$120	56
846 Catherine Ave	0.47mi	4/1.0 (+1)	1,308 (+10%)	1mo	$73,000	$56	55
1040 James Ave	0.71mi	3/1.0	1,088 (-8%)	1mo	$172,250	$158	52
769 Catawba Ave	0.69mi	2/1.5 (-1)	1,250 (+6%)	2mo	$165,000	$132	50
748 Marquette Ave	0.61mi	3/1.0	1,040 (-12%)	3mo	$115,000	$111	49
257 Catherine Ave	0.68mi	3/1.0	1,311 (+11%)	3mo	$108,000	$82	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.13×
• Total profit: $64,438
• Equity at exit: $3,757

10-year hold

• IRR: —
• Equity multiple: 24.96×
• Total profit: $169,095
• Equity at exit: $2,179

Cash invested: $7,056 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$132
• Tax est. 1.5%: −$32 /mo · $378/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $957

Break-even live

Break-even rent $220

Max offer price $25,200

Occupancy floor 28%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $6,300
• Closing costs: $756
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	0.36mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	0.36mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	0.37mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	0.38mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	21d	1	0.40mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.58mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	0.59mi
751 Leonard Ave Muskegon, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	0.64mi
860 Marquette Ave Unit 16 Muskegon, MI	2.0	1.0	1080	$1,250	$1.16	21d	1	0.67mi
860 Marquette Ave Unit 15 Muskegon, MI	2.0	1.0	1080	$1,325	$1.23	44d	1	0.67mi
860 Marquette Ave Unit 44 Muskegon, MI	3.0	1.5	1321	$1,450	$1.10	21d	1	0.67mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	21d	1	0.74mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,270	$1.46	21d	1	0.74mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	0.90mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	1.04mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	21d	1	1.11mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	21d	1	1.26mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	21d	1	1.42mi
410 Glen Oaks Dr Muskegon, MI	1.0–2.0	1.0	638	$1,204	$1.89	21d	55	1.48mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	1.50mi

Listing history 11 events

1. 2025-10-24
   status Pending 245-char remark

   Show marketing remark (246 chars)

   Looking for an investment or flip property? Here it is. Kitchen and bath have been removed and some updates to the plumbing and electrical have been done. Ready for someone to take on this project. Get your appointment soon, price to sell quick.

2. 2025-10-24
   status Pending 246-char remark

   Show marketing remark (246 chars)

   Looking for an investment or flip property? Here it is. Kitchen and bath have been removed and some updates to the plumbing and electrical have been done. Ready for someone to take on this project. Get your appointment soon, price to sell quick.

3. 2025-10-24
   status Pending

   Show marketing remark (246 chars)

   Looking for an investment or flip property? Here it is. Kitchen and bath have been removed and some updates to the plumbing and electrical have been done. Ready for someone to take on this project. Get your appointment soon, price to sell quick.

4. 2025-10-10
   listed $25,200 Active 246-char remark

   Show marketing remark (245 chars)

   Looking for an investment or flip property? Here it is. Kitchen and bath have been removed and some updates to the plumbing and electrical have been done. Ready for someone to take on this project. Get your appointment soon, price to sell quick.

5. 2025-10-10
   listed $25,200 Active 245-char remark

   Show marketing remark (245 chars)

   Looking for an investment or flip property? Here it is. Kitchen and bath have been removed and some updates to the plumbing and electrical have been done. Ready for someone to take on this project. Get your appointment soon, price to sell quick.

6. 2025-10-10
   listed $25,200 Active

   Show marketing remark (245 chars)

   Looking for an investment or flip property? Here it is. Kitchen and bath have been removed and some updates to the plumbing and electrical have been done. Ready for someone to take on this project. Get your appointment soon, price to sell quick.

7. 2025-03-06
   historical
8. 2025-03-06
   historical
9. 2024-12-03
   listed $60,000 Active
10. 2024-12-03
    listed $60,000 Active
11. 1993-06-04
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,178
• − Mortgage interest: −$1,412
• − Property taxes: −$378
• − Insurance: −$126
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$733
• Taxable income: $11,781
• Est. tax owed @ 24.0%: −$2,827
• After-tax cash flow: $8,653/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Muskegon Public Schools Of The City Of
• NCES district ID: 2624840
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 12% ▼ -9.00%
• Median HH income: $27,622
• Composite: 5.8/100
• National rank: #10017
• State rank: #534 of 540 in MI

Livability — Muskegon

• Score: 79/100
• State rank: #92
• US rank: #2096

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon, MI
• County: Muskegon County · 107,917 people
• City population: 44,766
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• Metro: Muskegon, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+68.0% since first listed

11 events — show timeline

• 2025-10-24 Pending — MiRealSource-MiMLS
• 2025-10-24 Pending — REALCOMP
• 2025-10-24 Pending — SW Michigan MLS
• 2025-10-10 Listed $25,200 REALCOMP
• 2025-10-10 Listed $25,200 SW Michigan MLS
• 2025-10-10 Listed $25,200 MiRealSource-MiMLS
• 2025-03-06 Listing Removed — REALCOMP
• 2025-03-06 Listing Removed — MiRealSource-MiMLS
• 2024-12-03 Listed $60,000 REALCOMP
• 2024-12-03 Listed $60,000 MiRealSource-MiMLS
• 1993-06-04 Sold (Public Records) $15,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,197 · +1.5% YoY. Source: county tax records.